FAIRA TRANSPARENCY REPORTS S 298th St, Auburn, WA March 28 th, 2017

Transcription

1 608 State St. South Kirkland, WA FAIR Thank you for your interest in this Faira Certified home. FAIRA TRANSPARENCY REPORTS March 28 th, 2017 We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property. You may view more detailed information for this home and can make an offer at All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We re happy you ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team

2 Cover Page RW West Consultants Inc Property Inspection Report Inspection prepared for: Christopher Ellis Real Estate Agent: Support - Home Inspector Pro Date of Inspection: 3/27/2017 Time: 3:00 PM Age of Home: 1990 Size: 1570 Order ID: 1679 Inspector: Robert Pickering License Ron@rwwestconsultants.com

3 1. Exterior Note North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 North Elevation 2 East Elevation 2 West Elevation 2 South Elevation Page 1 of 66

4 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Wood siding. Wood siding shake Plywood T111 siding Stone siding material. Paint flaking at the siding, recommend loose paint is removed, barewood areas primed and repainted. Dryer vent cover stays in the open position, normally should only open when dryer is in operation. Recommend conditions are corrected to prevent animal entry and air infiltration. South side right of deck entry dryer vent East side left of chimney Left side of chimney east East left of chimney Page 2 of 66

5 2. Gutters Right side of chimney near bottom Gutters and downspouts appeared in good condition overall. Overflowing gutters indicated. Recommend cleaning gutters. Incomplete gutters. Gutters are recommended to keep water away from structure. Water can weaken the foundation and deteriorate the siding. Be sure to install splashblocks or extensions to carry water away, and keep water from areas such as driveways or walks where it can be an ice hazard in winter. East side deck awning East right of chimney Page 3 of 66

6 South 3. Driveway and Walkway Condition Northeast Concrete sidewalks appeared in good condition overall. Patio areas appeared in good condition overall. Cracking at the driveway/sidewalk does not appear unusual. Voids in grout at entryway Driveway near garage Driveway near sidewalk Page 4 of 66

7 Voids in grout Voids in grout 4. Soffit Staining to trim Soffits and eaves appeared in good condition overall. Soffit decaying at areas, recommend extent of damage is investigated further and repaired. Page 5 of 66

8 5. Door/Window West side near deck East side near chimney Exterior doors appeared in operable condition, at time of inspection. There was no visible flashing above the windows and or doors. Windows and or doors without flashing require periodic maintenance of caulking material. 6. Grading Grade slopes toward the house from west east. No visible flashing Page 6 of 66

9 7. Electrical 1 Grade slopes toward the house from east to west. Exterior outlets operate. Exterior lights attached to the house operate overall. Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. Exterior covers missing/damaged, recommend conditions are repaired as a safety precaution 8. Cable Feeds Materials: Primary Service is Underground Service Lateral Page 7 of 66

10 9. Gas Condition Meter located at west side. Main Gas shutoff is located to the lower left of the meter. 10. Exterior Faucet Condition Exterior faucets were in operable condition overall. 11. Pressure 65 Page 8 of 66

11 12. Gate Condition North hose bib Materials: Wood Fences are NOT INCLUDED as part of a home inspection. Page 9 of 66

12 1. Deck1 South Decks 2. Deck Decking and Visible framing appeared in good condition overall. Guardrail appeared secure. Handrail appeared secure. Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is to prevent small children from fitting through guardrail. Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Spacing more than 4 inches Page 10 of 66

13 Handrails not graspable Page 11 of 66

14 1. Roof Condition Roof Roof surface appeared in good condition overall. Walked on roof surface. Type Average life span 25 years for this type surface with proper maintenance and care. Moss on roof. This can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss with a moss retarding chemical. Pressure washing is not recommended as it can damage surface and lessen life span. Recommend roof conditions are investigated further and corrected as required by licensed roofing contractor. Active moisture penetration in the attic, strongly recommend conditions are investigated further and corrected as required by licensed roofing contractor. North West Southwest Page 12 of 66

15 West Northeast upper East South North South Page 13 of 66

16 2. Flashing North Flashing appeared in good condition overall. Recommend review by a licensed roofer for repair or replacement as necessary. Siding tight to roof roof surface, condition will result in decay, recommend clearance is acheived. North Northwest Page 14 of 66

17 West side of chimney East 3. Spark Arrestor East West Page 15 of 66

18 4. Vent Caps 5. Chimney Metal Chimney with wood enclosure North Page 16 of 66

19 1. Attic Master bedroom closet is location of access. Attic 1 2. Framing Framing appeared in good condition overall. There were no visible indications of decay. West North Page 17 of 66

20 3. Ventilation Northwest Ventilation appeared adequate overall. Under eave soffit inlet vents noted. Roof surface vents present. Gable louver vents noted. Vent screens noted as missing. 4. Fan/Duct Southeast vent screen missing Bathroom fans appeared to exhaust to the exterior overall. 5. Insulation Condition Blown in fiberglass insulation noted. Depth: Insulation averages approximately inches in depth, estimated R value Rodent Bait traps present. Bird nesting present in attic Page 18 of 66

21 Bait trap Bird nest Page 19 of 66

22 1. Attic Garage is location of access. Attic 2 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. There is a whitish and or darkened coloration that possibly could be a fungal/mold growth. Conditions are generally a result of excessive moisture at some point or inadequate ventilation. Testing may include surface sampling and air quality testing. Treating/remediation and correction moisture conditions will help prevent future occurrences. Recommend testing be performed. Active water penetration occurring at the sheathing, strongly recommend conditions are investigated further by licensed roofing contractor and corrected as required. North on right North on right Page 20 of 66

23 Northeast Southeast 3. Ventilation Ventilation appeared adequate overall. Southwest 4. Rodent No visible indications of Rodent Activity. Page 21 of 66

24 1. General Notes General Interior Note Materials: Windows are thermal pane, doors and windows are operational. Page 22 of 66

25 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Bamboo flooring is in good condition overall. 2. Electrical Light fixture, recommend conditions are investigated further and corrected as required, possible blown bulb. 3. Doors Light at entry on left some Entry door does bolt lock is difficult to operate, minor adjustment to strike plate may remedy this condition. Bolt lock Page 23 of 66

26 1. Location Location Northeast Living Room 2. Living Room Walls and ceilings appear in good condition overall. Flooring is bambool. Heat register present. Accessible outlets operate. Light fixture operates. 3. Window-Wall AC or Heat Page 24 of 66

27 4. Fireplace Fireplace is a gas unit. Fireplace is equipped with a blower in operable condition. Gas shutoff is located at the wall adjacent to the fireplace. Combustible gas leak detector indicates gas leak at the fireplace. Strongly recommend conditions are investigated further by licensed HVAC contractor or Puget Sound Energy. Blacken at fireplace gas can be an indication of improper air fuel mixture. recommend fireplace be serviced by licensed HVAC contractor. Clamp missing on damper, recommend installing clamp to prevent damper from being closed completely in case of gas leak. Did operate fireplace due to gas leak. recommend conditions are investigated further by licensed HVAC contractor. Page 25 of 66

28 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is Tile. Heat register present. Accessible outlets operate. Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doors and drawers are in operable condition overall. Cabinet doors and drawers are in operable condition overall. 2. Counter Condition Granite counter tops are in good condition. Voids in the counter at the back splash, recommend resealing. 3. Disposal Disposal operates overall. Southeast corner 4. Dishwasher Dishwasher was in operable condition. Page 26 of 66

29 5. Stove/Oven Stove/oven were in operable condition overall. 6. Refrigerator Refrigerator was in operable condition. Page 27 of 66

30 7. Sinks Sinks are in operable condition overall. Sink was in operable condition overall. 8. Electrical No GFCI protection present, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. 9. Vent Condition Vent fan appears to exhaust to the exterior. Page 28 of 66

31 1. Location Location 1st Right Southwest Family Room 2. Family Room Walls and ceilings appear in good condition overall. Flooring is bambool. Heat register present. Accessible outlets operate. Light fixture operates. 3. Electrical, possible blown bulb, recommend further investigation. 4. Window-Wall AC or Heat Page 29 of 66

32 5. Doors Door hardware latches difficult to operate recommend correction Hard to latch Page 30 of 66

33 1. Location 1st Floor Laundry 1/2 Bathroom 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Toilet was in operable condition overall. 3. Counter Granite counter tops are in good condition. 4. Cabinet Cabinet doors and drawers are in operable condition overall. 5. Sinks Sinks are in operable condition overall. Stoppers does not disengage. Recommend adjustment. Page 31 of 66

34 6. Electrical GFI outlets within 6 feet of the sink. 7. Exhaust Fans Vent fan operates overall. 8. Floors Tile Flooring is in good condition overall. 9. Toilet Toilet was in operable condition overall. 10. Heating There is no heat source in this room. Page 32 of 66

35 1. Location 1st Floor Laundry 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Cabinet Cabinet doors are in operable condition overall. 4. Electrical No GFI outlets. 5. Exhaust Fans Vent fan operates overall. 6. Dryer There is a place for dryer to exhaust to the exterior. 220 volt electrical service for electric dryer. 7. Floor Condition Tile Flooring is in good condition overall. 8. Heating Heat register operates. Heat vent cover damaged Page 33 of 66

36 9. Washer Materials: Washer faucets were in operable condition, no visible leakage. Heat vent cover damaged Page 34 of 66

37 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 35 of 66

38 1. Conditions Upstairs Hallway Ceiling and walls are in good condition overall. Light fixture operates. 2. Electrical Glass light cover is broken Some light bulbs appear to be burned out recommend further investigation replacement. Broken light cover Page 36 of 66

39 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Windows are thermal pane. Light fixture operates. 2. Heating Heat register operates. 3. Window Deficiencies Window latch difficult to operate. North window Page 37 of 66

40 North wall Page 38 of 66

41 1. Room Master Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. Ceiling cracks did not appear unusual. 2. Electrical GFI outlets within 6 feet of the water sources. Above entry 3. Counters Granite counter tops are in good condition. 4. Cabinets Cabinet doors and drawers are in operable condition overall. 5. Sinks Sinks are in operable condition overall. 6. Exhaust Fans Vent fan operates overall. 7. Floors Tile Flooring is in good condition overall. Voids in the caulking/grout where flooring butts against shower/tub, recommend resealing to prevent water penetration that can result in wood decay. Voids in grout between some of the tiles, recommend resealing. Page 39 of 66

42 8. Tub Bottom of tub Tub was in good condition overall. Faucet handle loose, recommend tightening. Behind toilet 9. Shower Shower is in good condition overall. Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout. Page 40 of 66

43 10. Toilet Toilet was in operable condition overall. 11. Heating Heat register operates. 12. Doors Entry door does not catch, minor adjustment to strike plate may remedy this condition. Page 41 of 66

44 1. Location Materials: Upstairs Hall Bathroom1 2. Room Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. There were no visible indications of plumbing deficiencies overall. Nail pops at the ceiling does not appear unusual. 3. Electrical GFI outlets within 6 feet of water sources. Above entry 4. Counters Granite counter tops are in good condition. 5. Cabinets Cabinet doors are in operable condition overall. Page 42 of 66

45 6. Exhaust Fans Vent fan operates overall. 7. Floors Tile Flooring is in good condition overall. Voids in the caulking/grout where flooring butts against shower/tub, recommend resealing to prevent water penetration that can result in wood decay. 8. Tub Tub was in good condition overall. Stopper is missing. Right side of tub 9. Shower Shower is in good condition overall. Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout. Shower diverter does not fully engage, recommend correction. Page 43 of 66

46 10. Sinks Sinks are in operable condition overall. Stopper did not seal tight or function correctly. 11. Toilet Toilet was in operable condition overall. 12. Heating There is no heat source in this room. Page 44 of 66

47 1. Location Location 1st Right Bedroom 1 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. 4. Window Deficiencies Window would not close completely, temporary security camera wiring. Recommend conditions are corrected. Page 45 of 66

48 Page 46 of 66

49 1. Location Location 1st Right Southwest Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is carpet. Heat register present. Accessible outlets operate. Light fixture operates. 3. Heating Heat register operates. Page 47 of 66

50 1. Condition Garage Walls and ceilings appeared in good condition overall. Accessible outlets operate. Light fixtures operate overall. Flooring is concrete, visible portions in good condition overall. Breaches in fire protect protection at walls, recommend sealing as a safety precaution. Minor condition to correct Possible water penetration recommend further investigation Near furnace Hot water heater power Page 48 of 66

51 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. 3. Doors Some areas covered by carpet Entry door is in operable condition overall. Entry door does not catch, minor adjustment to strike plate may remedy this condition. Page 49 of 66

52 4. Garage Doors Garage doors operate overall, were on auto openers. Tension safety return did not operate on the garage doors, recommend adjustment. Older type garage door opener Page 50 of 66

53 Heat/AC 1. Heating Type Gas forced air furnace. There was good air flow at the heat registers and cold air returns overall. 2. Heater Location The furnace is located in the garage 3. Heating condition Furnace was serviced within the last year according to service sticker. Furnace should be serviced annually. 4. Filters Location: Filter located above furnace. Page 51 of 66

54 Top Bottom Page 52 of 66

55 1. Plumbing Water lines were copper. Plumbing/Water Heater1 2. Water Heater Condition Heater Type: Gas Water heater. 50 gallons Location: The heater is located in the garage. 3. Age Approximately 9 years of age, average life span is 10 to 12 years. 4. Condition 2002 Seismic straps are not in place/ improperly installed. Normally there should be seismic straps installed at the upper and lower one thirds of the tank. Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed plumbing contractor. Page 53 of 66

56 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. Temperature and pressure relief valve ends on the side of the tank, at a minimum it should route to within 6 inches of the floor or to the exterior as a safety precaution to prevent accidental scalding from occurring. Page 54 of 66

57 1. Location Materials: Located in the Garage Electrical 1 2. Electrical 200 AMP service, 4/0 Aluminum service entrance wires. 3. Grounding Electrical service is grounded and bonded. Page 55 of 66

58 4. Wiring Type Ground west side Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Page 56 of 66

59 1. Location Entryway closet. Foundation/Crawlspaces 2. Foundation Continuous concrete foundation visible portion appeared in good condition overall. Northeast corner Southeast corner Southwest Page 57 of 66

60 3. Drainage Northwest corner Crawlspace area was dry, there were no visible indications of standing water presently 4. Framing Visible framing appeared in good condition overall. Cardboard forms still attached to individual concrete piers, typically this material should be removed as it is a conducive condition for wood destroying organism activity. 5. Ventilation Ventilation appeared adequate overall. 6. Insulation Condition Unfinished fiberglass batts noted. Insulation damaged/missing in areas of the crawlspace, recommend conditions are corrected. Rodent activity observed in the crawlspace. Rodents can damage insulation & electrical wiring. Recommend further investigation and correction by licensed pest control company. Page 58 of 66

61 7. Ducts Ducts appeared securely attached and insulated overall. 8. Vapor Barrier Vapor Barrier was partly in place. Missing incomplete/vapor barrier, recommend 6 mil black plastic vapor barrier is installed with minimum 12 inch lap. This is a conducive condition for wood decay and mold growth 9. Rodent Northeast Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Urine present Page 59 of 66

62 10. Plumbing West behind main furnace vent Water lines are not insulated, recommend insulating water lines to prevent freezing. Page 60 of 66

63 1. Shutoff Locations Shutoffs Materials: Furnace. To the right of the furnace. Main Water Gas Meter Gas Fireplace Water Heater gas shutoff is located to the left of the water heater. Water heater water line shutoff is located above the water heater. Furnace gas shutoff is located to the right of the Furnace. Gas fireplace gas shutoff is located at the wall to the right of the fireplace. Main water shut off was not located recommend consulting with owner West side Furnace shutoff Gas fireplace Top furnace bottom water heater Page 61 of 66

64 1. Appliances/Equipment Oven Refrigerator Dishwasher Microwave Water Heater Furnace Equipment 2 Dishwasher 2 Oven 2 Microwave 2 Refrigerator Page 62 of 66

65 2 Water Heater 2 Furnace Page 63 of 66

66 Glossary Term Expansion Tank GFCI TPR Valve Definition Glossary An expansion tank or expansion vessel is a small tank used to protect closed (not open to atmospheric pressure) water heating systems and domestic hot water systems from excessive pressure. The tank is partially filled with air, whose compressibility cushions shock caused by water hammer and absorbs excess water pressure caused by thermal expansion. A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system. The thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressurerelief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200 F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves Page 64 of 66

67 Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Exterior Areas Page 7 Item: 7 Electrical Exterior outlets are not GFI protected. Strongly recommend further investigation and correction by licensed electrical contractor. Exterior covers missing/damaged, recommend conditions are repaired as a safety precaution Decks Page 10 Item: 2 Deck Guardrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is to prevent small children from fitting through guardrail. Handrail not graspable. By today's standards, rails should be configured so that a hand may grasp around a rail for safety. Roof Page 12 Item: 1 Roof Condition Recommend roof conditions are investigated further and corrected as required by licensed roofing contractor. Active moisture penetration in the attic, strongly recommend conditions are investigated further and corrected as required by licensed roofing contractor. Living Room Page 25 Item: 4 Fireplace Combustible gas leak detector indicates gas leak at the fireplace. Strongly recommend conditions are investigated further by licensed HVAC contractor or Puget Sound Energy. Blacken at fireplace gas can be an indication of improper air fuel mixture. recommend fireplace be serviced by licensed HVAC contractor. Clamp missing on damper, recommend installing clamp to prevent damper from being closed completely in case of gas leak. Did operate fireplace due to gas leak. recommend conditions are investigated further by licensed HVAC contractor. Kitchen Page 28 Item: 8 Electrical No GFCI protection present, strongly recommend conditions are investigated further and corrected as required by licensed electrical contractor. Garage Page 50 Item: 4 Garage Doors Tension safety return did not operate on the garage doors, recommend adjustment. Plumbing/Water Heater1 Page 54 Item: 4 Condition Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed plumbing contractor. Page 65 of 66

68 Page 54 Item: 5 TPRV Condition Temperature and pressure relief valve ends on the side of the tank, at a minimum it should route to within 6 inches of the floor or to the exterior as a safety precaution to prevent accidental scalding from occurring. Foundation/Crawlspaces Page 59 Item: 9 Rodent Indications of Rodent activity,some rodent droppings can carry disease, recommend conditions are investigated further by licensed Pest Control Company. Urine present Page 66 of 66